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san jose neighborhood guide · property nerds® at compass
Plata Arroyo & Alum Rock Ave, San Jose Homes for sale, recent sales and a Property Nerd’s guide
East San Jose between US 101 and I-680, from McKee Rd south to Alum Rock Ave and San Antonio St: Plata Arroyo Park on Lower Silver Creek, the Alum Rock Ave business strip and the Regional Medical Center campus.
Plata Arroyo & Alum Rock Ave by the numbers
plata arroyo & alum rock ave by the numbers · live from the mls
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Calculated in your browser from MLS data for Plata Arroyo & Alum Rock Ave (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in plata arroyo & alum rock ave · live from the mls
Homes for sale, for rent and recently sold in Plata Arroyo & Alum Rock Ave
Every active listing, rental and closed sale in Plata Arroyo & Alum Rock Ave from the MLS, updated automatically, with a map of the neighborhood outline.
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Listings come from MLSListings and other MLSs through IDX and show their listing brokerage; confirm details with the listing agent. The map outline is the neighborhood boundary used by our listing search (Plata Arroyo & Alum Rock Ave (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Plata Arroyo & Alum Rock Ave came to be
The blocks nearest US 101 came into San Jose early. City annexation records date about a third of this outline, around 31st to 34th streets, St. James St, Whitton Ave and Shortridge Ave, to December 1, 1911, and the San Jose Public Library's history notes that San Jose annexed the City of East San Jose in 1911.
East of King Rd the land arrived later: 'East Gate' annexations from 1946 to 1949, 'McKee No. 1-B' in 1956, 'Alum Rock No. 3-A' on October 30, 1958 (the Luz Ave, Alexian Dr and Jose Figueres Ave blocks near Jackson Ave) and 'McKee No. 58' on December 21, 1970, about 15% of the outline, which covers the tracts on El Rancho Verde Dr, Checkers Dr and the courts off them.
Lower Silver Creek runs north-west across the middle, past Plata Arroyo Park, toward Coyote Creek (public maps). Alum Rock Ave, built in the 1870s as the road to Alum Rock Park (a local history academy's park timeline), is now the area's commercial street: the city lists it as a neighborhood business district, and two urban village plans along it have city approval, one west of King Rd and one from King Rd east to I-680 (city growth-area layer).
streets and homes
The streets and the houses
West of King Rd the streets continue the east-side grid: 31st, 32nd, 33rd and 34th streets crossed by St. James St, St. John St, San Fernando St, Whitton Ave and Shortridge Ave, then Beverly Blvd, Wilshire Blvd, Magellan Ave, Melrose Ave and Balboa Ave toward King Rd. East of King Rd, tracts fill the land between McKee Rd and Alum Rock Ave: El Rancho Verde Dr, Checkers Dr and Jose Figueres Ave with the courts off them; Calle de Plata, Avenida de Cobre, Minas de Oro and Arroyo de Oro near McKee Rd; and Luz Ave, Alexian Dr, Madden Ave and Mather Dr near Jackson Ave and I-680.
The city's tract-map layer shows about 1,350 recorded lots in 32 tracts; they run up to about 182 lots (El Rancho Verde Dr). City zoning mixes planned-development residential (A(PD), about 16%), R-1-8 single-family (about 13%), R-2 two-family (about 12%) and R-M multifamily (about 6%, plus planned-development R-M), with main-street commercial (MS-G, MS-C), commercial office and urban village zoning on Alum Rock Ave and Jackson Ave. Listing records filed under 'Luz' are mostly condominiums on Alexian Dr and Luz Ave.
The Regional Medical Center hospital campus sits at 225 N. Jackson Ave, between McKee Rd and Alum Rock Ave (city hospital layer), and I-680 runs along the east edge.
streets in plata arroyo & alum rock ave
- Alum Rock Ave
- McKee Rd
- King Rd
- Jackson Ave
- San Antonio St
- 33rd St
- 34th St
- 31st St
- St. James St
- Whitton Ave
- Shortridge Ave
- Beverly Blvd
- Wilshire Blvd
- El Rancho Verde Dr
- Checkers Dr
- Jose Figueres Ave
- Luz Ave
- Alexian Dr
- Madden Ave
parks and places
Parks, shops and landmarks near Plata Arroyo & Alum Rock Ave
- park
Plata Arroyo Park
A city park of about 6.4 acres at 210 N. King Rd, beside Lower Silver Creek (city parks layer; public maps).
- park
Esther Medina Park
A city park of about 2.2 acres on S. 31st St, with a half-acre community garden at S. 31st St and E. San Antonio St; the city lists a small third phase as a future park (city parks layer). Madden Park, about a third of an acre, is at 2348 Madden Ave.
- landmark
Regional Medical Center
A hospital campus at 225 N. Jackson Ave, listed as open on the city's hospital layer.
- shopping
Alum Rock Ave
The city's Alum Rock Avenue neighborhood business district runs along the south edge, with main-street commercial zoning (city business-district and zoning layers).
- transit
Rapid 522 stops
VTA's Rapid 522 stops on Alum Rock Ave at King Rd and at Jackson Ave, inside the guide (VTA route page).
- library
East San Jose Carnegie Branch Library
At 1102 E. Santa Clara St, about 1.2 miles straight-line west; the Educational Park Branch Library is about 0.6 mile north (San Jose Public Library).
schools and commute
School districts and getting around
School districts
Two districts split the area (Census district maps). The blocks mostly west of King Rd (31st to 34th streets, St. James St, St. John St, San Fernando St, Whitton Ave, Shortridge Ave, Beverly Blvd, Wilshire Blvd, Magellan Ave, Melrose Ave and Balboa Ave) are San Jose Unified, which runs K-12. The blocks east of King Rd (El Rancho Verde Dr, Checkers Dr, Jose Figueres Ave, Luz Ave, Alexian Dr, Madden Ave and nearby streets) are Alum Rock Union with East Side Union High. No public school is inside the outline. Nearby: San Antonio Elementary and LUCHA at San Antonio (Alum Rock Union, 1721 E. San Antonio St), just south across San Antonio St; Anne Darling Elementary (San Jose Unified, 333 N. 33rd St), just north across McKee Rd; Independence High (East Side Union, 1776 Educational Park Dr), about 0.8 mile north. Attendance boundaries change, so check the exact address with each district.
San Jose Unified guide · Alum Rock Union School District site · East Side Union High guide
Getting around
- VTA Rapid 522 stops on Alum Rock Ave at King Rd and at Jackson Ave, inside the guide, with service west along Santa Clara St through downtown and east to the Alum Rock light rail station (VTA route page).
- VTA light rail (Orange Line): the McKee and Alum Rock stops on Capitol Ave are each about 1 mile straight-line from the middle of the guide's homes.
- Berryessa/North San Jose BART (1620 Berryessa Rd) is about 1.5 miles straight-line north-west.
- US 101 runs along the west edge and I-680 along the east edge; McKee Rd and Alum Rock Ave are the main east-west streets.
- Downtown San Jose (City Hall) is about 2.3 miles straight-line west.
nerd notes
Buying or selling in Plata Arroyo & Alum Rock Ave: what we check
Buying here
- Flood: the city's FEMA layer shows about 16% of the outline in Zone AH (shallow ponding), mostly near US 101 and McKee Rd (St. James St, 31st St, St. John St, Mt Hamilton View Dr, McDonald Ave, Melrose Ave). Lenders usually require flood insurance in A zones; check the parcel on the FEMA Map Service Center.
- Liquefaction: state maps put about 79% of the outline in a liquefaction zone. Read the natural hazard disclosure.
- In the blocks annexed in 1911, get the year built from county records and check the foundation, wiring and sewer lateral.
- Alum Rock Ave is planned for more density under the approved urban village plans. If the home is near the avenue, read what the plan allows on nearby lots.
- School lines: San Jose Unified and Alum Rock Union split the area roughly at King Rd. Confirm the assigned schools for the exact address.
Selling here
- State the school district clearly; it changes at about King Rd.
- In the AH zone, gather any elevation certificate and flood insurance history.
- Condos and townhomes: have HOA documents, the reserve study and rules ready.
- Note straight-line distances to the Rapid 522 stops, Plata Arroyo Park and the McKee light rail stop.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Plata Arroyo & Alum Rock Ave questions, answered
Where is Plata Arroyo & Alum Rock Ave?
In East San Jose between US 101 and I-680, from McKee Rd south to Alum Rock Ave, plus the blocks between US 101 and King Rd down to San Antonio St. ZIP 95116.
Where does the name come from?
From Plata Arroyo Park on N. King Rd and the city's Plata Arroyo neighborhood association area, plus Alum Rock Ave on the south edge.
Which school districts serve it?
San Jose Unified on the blocks mostly west of King Rd and Alum Rock Union with East Side Union High east of King Rd (Census district maps). Confirm with the district for the exact address.
Is there a hospital nearby?
The Regional Medical Center campus is inside the guide at 225 N. Jackson Ave (city hospital layer).
How do people get downtown from here?
VTA's Rapid 522 stops on Alum Rock Ave at King Rd and Jackson Ave and runs along Santa Clara St into downtown, about 2.3 miles straight-line west.
next door
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